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CENTRAL  CIRCULATION  AND  BOOKSTACKS 

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The  Somers  Unit  System  of  Realty  Valaation 

As  applied  to  the  assessment  of  land  and  buildings  in  Spring- 
held,  Ill,,  for  the  quadrennial  assessment  of  1911. 

Issued  for  the  information  of  the  public  by 

BURKE  VANCIL,  Assessor. 


The  Somers  Unit  System  of  Realty  Valuation  is 
founded  upon  the  law  of  constant  effect  of  depth  on  the 
value  of  city  sites. 

The  Somers  Unit  System  of  Realty  Valuation  consists 
of  the  mathematical  formulae  and  mechanical  devices  for 
using  that  law  so  that  real  and  relative*  values  of  actual 
sites  may  be  ascertained. 


THE  SOMERS  UNIT  SYSTEM  OF 
i  REALTY  VALUATION. 

■  'llie  system  is  known  as  the  Somers  Unit  System  of  Realty 
t  Valuation.  It  was  invented  and  perfected  by  Mr.  W.  A.  Som¬ 
ers,  after  many  years  of  study  and  consideration  of  land  values 
in  many  cities  of  this  country.  The  Somers  Unit  System  makes 
it  easy  to  exercise  judgment  of  values  of  land  in  cities,  and 
makes  certain  the  application  of  that  judgment  to  the  varying 
conditions  that  actually  exist. 

Under  this  system  the  judgment  of  the  value  of  land  is 
expressed  in  the  value  of  a  ^‘unit  foot.” 

A  unit  foot  is  a  frontage  of  ground  one  foot  wide  and  100 
feet  deep,  located  in  the  central  section  of  a  block  at  a  distance 
from  any  street  corner,  or  other  influence  that  might  affect  its 
value,  other  than  that  which  it  obtains  by  reason  of  access  to 
the  life  and  business  of  the  city  through  its  own  frontage. 

By  confining  the  expression  of  judgment  of  value  to  a  unit 
foot,  the  subsidiary  factors  of  value — size  and  shape — are  at 
first  eliminated.  The  mind  of  the  person  whose  duty  it  is  to 
express  a  judgment  as  to  value  is  thus  ealled  upon  to  take  into 
consideration  the  one  factor  of  location.  By  comparing  the 
street  where  the  judgment  is  to  be  expressed  with  others  of 
known  values,  it  is  found  that  the  judgment  is  more  easily,  and, 
therefore,  more  accurately,  formed;  it  is  much  easier  for  'a  per¬ 
son  to  compare  one  side  of  a  street  with  the  other,  a  section  of 
a  street  with  another  section,  one  street  with  another,  than  it  is 
to  compare  a  lot  of  one  size  and  shape  on  one  street  with  an¬ 
other  lot  of  another  size  and  shape  on  another  street,  even 
though  the  two  are  in  the  same  neighborhood. 


When  the  value  of  a  unit  foot  has  been  fixed  on  the  four 
sides  of  a  city  block,  the  exercise  of  judgment  of  the  value  of 
land  in  that  city  block  is  complete.  The  Somers  System  pro¬ 
vides  a  meth'od  of  applying  that  judgment  accurately  and  scien¬ 
tifically  to  all  the  land  in  that  block. 

The  factors  that  affect  the  value  of  a  given  piece  of  real 
estate  are  three  in  number — location,  that  is,  the  kind  of  a 
street  that  the  lot  fronts  on — size  and  shape.  In  addition,  some 
lots  have  additional  factors;  they  may  be  at  or  near  a  corner, 
where  an  additional  value  exists  by  reason  of  that  fact,  or  they 
may  have  alley  frontage,  which  gives  an  added  value. 


The  Use  of  Units. 


The  maps  used  show  only  the  streets  and  blocks,  without  ^ 
any  other  lines  or  marks.  In  the  streets  in  front  of  each  block 
is  written  the  value  of  a  foot  front  100  feet  deep,  uninfluenced 
by  any  corner  or  alley  effects.  The  following  diagram  will 
illustrate : 


(Diagram  No.  1.) 


0» 

\ 

U) 

H 

H 

ST.  SlOO  ST. 


Having  fixed  the  units  on  the  four  sides  of  a  block  it  is 
then  possible  to  figure  the  value  of  individual  lots.  Some  are 
longer  than  100  feet,  and  some  are  shorter.  Hence,  it  is  advisa¬ 
ble  to  use  some  rule.  The  following  curve  is  a  scale  arrived  at 
by  tabulating  the  opinions  of  many  'owners  of  land : 


2 


4 


(Diagram  No.  2.) 


PCRCENTAOE  QF  UMIT  VALUE  FOR  LOTS  OTHER  THAN  100  FEET  DEEP. 

Varying  Depths  of  Lots. 

The  bottom  line  of  Diagram  No.  2  represents  the  lot-depth. 
To  use  the  curve  for  a  lot  80  feet  deep,  find  the  80-foot  line, 
then  follow  up  the  perpendicular  line  to  the  curve  intersection ; 
this  point,  carried  out  to  the  left,  will  give  the  per  cent  of  the 
unit  which  produces  the  frontage  value  for  an  80-foot  depth. 


This  ‘‘curve 

of  value,”  when  reduced  to  figures. 

is  as  follows 

for  the  principal  depths: 

Per  Cent 

Per  Cent 

Feet  Deep. 

of  Unit. 

Feet  Deep. 

of  Unit. 

0' . 

120 . 

. 107.05 

10 . 

.  26.00 

130 . . 

. 110.50 

20 . 

.  41.00 

140 . 

. 113.00 

30 . 

.  54.00 

160 . 

. 116.80 

40 . 

.  64.00 

170 . 

. 118.40 

50 . 

.  72.50 

180 . 

. 110.80 

60 . 

.  79.50 

190 . 

. 121.00 

70 . 

.  85.60 

2:10. . 

. 122.95 

80 . 

. .  90.90 

220 . 

. 123.80 

90 . 

.  95.60 

230 . 

. 124.60 

100 . 

. 100.00 

240 . 

. 125.35 

110 . 

. .104.00 

250 . 

. 126.50 

Of  course,  for  the  actual  work  of  figuring  lots,  a  table, 
showing  the  variations  for  each  foot  of  depth  to  that  of  700 
feet,  is  used. 


3 


PBRCenTAOB  OF  VALU6 


Lots  at  or  Near  Corners. 

The  process  of  com])nting  the  values  of  lots  at  or  near  cor¬ 
ners  from  the  ascertained  values  of  units  of  contributing 
streets,  is,  by  reason  of  the  many  figures  employed,  rather 
complicated  to  describe.  The  enhancement  of  value  at  corners 
is  universally  recognized.  The  enhancement  is  commonly 
called  ‘‘corner  influence.”  Corner  influence  extends  either  way 
from  the  corner  itself,  growing  gradually  less  as  the  distance 
from  the  corner  increases,  until  it  disappears.  This  point  of 
disappearance  is  a  greater  or  less  distance  from  the  corner,  and 
always  in  proportion  to  the  effect  in  combination  of  the  values  ( 

of  the  units  of  the  two  contributing  streets  forming  the  comer. 

For  practical  purposes,  an  imaginary  corner  lot,  100  feet  square, 
is  erected  at  the  corner  to  be  computed,  and  this  imaginary  cor¬ 
ner  lot  is  divided  into  100  squares,  10  feet  square  each,  and  each 
numbered  in  regular  order,  as  shown  in  this  diagram: 


h- 

O 

O 

Ll_ 

h- 

Z= 

o 

or 

Ll_ 

cr 

UJ 

a_ 

o 

o 


(Diagram  No.  3.) 


10 

20 

30 

40 

50 

60 

70 

80 

qo 

100 

q 

iq 

2q 

3q 

4q 

5q 

6q 

7q 

sq 

qq 

8 

18 

28 

38 

48 

58 

68 

78 

88 

qs 

7 

17 

27 

37 

47 

57 

67 

77 

87 

q7 

6 

16 

26 

36 

46 

56 

66 

76 

86 

qe 

5 

15 

25 

35 

45 

55 

65 

75 

85 

85 

4 

14 

24 

34 

44 

54 

64 

74 

84 

q4 

3 

13 

23 

33 

43 

53 

63 

73 

83 

q3 

2 

12 

22 

32 

42 

52 

62 

72 

82 

q2 

1 

II 

21 

31 

41 

51 

61 

71 

81 

qi 

STREET  UNIT  3200  PER  FRONT  FOOT 


Mr.  Somers  has  devised  a  method  of  arriving  at  the  value 
of  each  of  these  squares  under  all  the  possible  variations  of 
relation  between  the  values  of  the  two  streets  forming  the  cor¬ 
ner.  To  illustrate,  with  the  values  given  in  Diagram  No.  3, 
where  the  unit  values  are  $200.00  and  $100.00: 


4 


» 


i 


Square  No,  1  is  worth, 
“  11  “ 

“  21  “  “  . 

((  2'  ** 


o 

4 


$58G 

5G4 

552 

474 

425 

386 


iuid  so  on  for  eiu'h.  of  the  squares;  the  values  shade  away  from 
No.  1  in  every  direetion,  and  always  in  proportion  to  the  effect 
of  one  side  value  on  the  other.  By  diagTamming  any  actual 
lot  upon  this  imaginary  corner  lot  and  adding  up  the  values 
of  all  the  squares  and  parts  of  squares  inside  the  actual  lot 
lines,  the  value  of  the  actual  lot  is  ascertained.  If  there  is  a  lot 
30  feet  wide  at  the  corner  fronting  on  the  best  street  and  run¬ 
ning  back  70  feet,  we  find  included  in  this  lot  are  squares  from 
1  to  7,  inclusive;  11  to  17,  inclusive,  and  from  21  to  27,  inclu¬ 
sive  ;  the  combined  value  of  these  21  squares  is  the  value  of  the 
lot,  and  is  that  part  of  the  total  corner  infiuence  produced  by 
the  intersection  of  a  $100.00  street  and  a  $200.00  street  that 
belongs  to  the  owner  of  a  lot  30x70  feet  at  the  corner.  The 
remainder  of  the  influence,  whatever  it  may  be,  is  thus  left  to  be 
apportioned  to  other  owners  whose  properties  are  somewhat 
enhanced  because  they  are  near  the  comer. 

Where  a  lot  is  irregular  in  shape,  its  actual  lines  are  dia¬ 
grammed,  and  the  result  ascertained  in  the  same  way  as  before 
described.  For  instance : 


(Diagram  No.  4.) 


1- 

o 

o 

li_ 

1 — 

10 

20 

30 

40 

50 

r-- 

60 

70 

80 

qo 

100 

1 

21 

o 

q 

iq 

2q 

3q 

4q 

5q 

6q 

7q 

sq 

qq 

_ 

or 

Li- 

8 

18 

28 

38 

48 

58 

68 

78 

88 

qs 

or 

U_J 

o_ 

7 

17 

27 

37 

47 

57 

— 

67 

77 

87 

q7 

o 

o 

36 

46 

56 

66 

76 

86 

46 

5 

15 

__ 

25 

35 

75 

85 

45 

1 — 

4 

14 

24 

34 

44 

54 

64 

7 

4 

84 

44 

1— 

3 

13 

23 

33 

43 

53 

63 

7 

3 

83 

43 

U-J 

lU 

or 

cn 

2 

12 

22 

32 

42 

52 

62 

7 

2 

82 

42 

1 

II 

21 

31 

41 

51 

61 

7 

1 

81 

qi 

STREET  UNIT  S200  PER  PROMT  FOOT, 


5 


To  the  total  value  of  all  the  whole  squares  within  the  actual 
lot  lines  must  be  added,  in  this  case,  the  values  of  the  parts  of 
scpiares  Nos.  6,  16,  26,  35,  36,  45,  55,  65,  71,  72,  73,  74,  and  75. 


Adding  Percentages  for  Corner  Values  Inaccurate. 

The  old  method  of  adding  a  given  percentage  to  the  corner 
lot  is  very  faulty,  and  results  in  valuations  that  do  not  fit  the 
facts.  There  is  no  known  percentage  that,  when  added,  will 
produce  the  proper  valuation  at  any  given  corner ;  and,  as  each 
corner  differs  in  some  way  from  every  other  corner,  there  is 
absolutely  no  given  percentage  that  will  fit  the  conditions  at 
all  corners.  For  example,  under  the  KSomers  System,  100x100 
at  the  corner  figures  as  follows : 


(Diagram  No.  5.) 


STREET  LIMIT  SlOO  PER  PROMT  FT. 


CORMER  LOT 

mSIDE  LOT 

100X100 

100X100 

5 

- -  1  1  .  1 

LLJ 

ULl 

OC 


An  inside  lot,  100  feet  square,  on  a  street  with  a  unit  value 
of  ."^100.00,  is  worth  $10,000.  If  this  is  made  to  cpme  at  a  cross 
street  with  a  unit  value  of  $20.00,  $40.00,  $60.00,  $80.00,  or 
$100.00,  as  the  case  may  be,  the  values  will  be  as  follows  ; 


Value  per  foot  Value  of  Value  of  Value  of  Percentage 

main  cross  corner.  inside  of 

street.  street.  lot.  increase. 

$100  per  foot . $  20  $11,185  $10, 000  12 

100.  “  “  40  11,780  10,000  18 

100  “  “  60  12,560  10,000'  25 

lO'O  “  “  80  13,693  10,000  37' 

lO'O  “  “  100  15,10'0  10,000  51 

» 


An  inside  lot,  50x100,  fronting  50  feet  on  a  street,  with  a 
unit  value  of  $100.00  per  front  foot,  is  worth  $5,000.  A  corner 
lot  formed  by  a  street  of  the  same  value  and  by  side  streets. 


i 


6 


-  (Diagram  No.  6.) 

STREET  UMIT  SlOO  PER  FRONT  FT. 


1 

or 

0 

CORliER 

IM5IDE 

4- 

LOT 

LOT 

7- 

50X100 

50X100 

3 

_ 1 

UJ 

LU 

or 

\n 

with  a  unit  value  of  $20.00,  $40.00,  $60.00,  $80.00,  or  $100.00 
per  front  foot,  respectively,  will  be  valued  as  follows : 


Value  per  foot  Value  of  Value  of  Value  of  Percentage 

main  cross  corner.  inside  of 

street.  street.  lot.  increase. 

$100  per  foot . $20  $  6,071  $  5,000  21 

100'  “  “  40  6,589'  5,000  31 

100'  “  “  60  7,278  5,000  45 

100  “  “  80  8,268  5,000  65 

100  “  “  100  9,500  5,000  90 


(Diagram  No.  7.) 

STREET  UMIT  SlOO  PER  PROMT  FT. 


»  1 
a: 

CORMER  LOT 

mSIDE  LOT 

0 

*  + 

100X50 

,  100X50 

ILI 

UJ 

QC 


An  inside  lot,  50x100  feet,  fronting  100  feet  on  a  street, 
with  a  unit  value  of  $100.00,  is  worth  721/2%  of  the  unit,  or 


7 


$7,250.  Change  this  to  a  corner  lot,  where  the  cross  street  has 
a  unit  value  of  $20.00,  $40.00,  $60.00,  $80.00,  or  $100.00,  and  the 
values  are  as  follows : 


Value  per  foot  *  Value  of  Value  of  Value  of  Percentage 

main  cross  corner.  inside  of 

street.  street.  lot.  increase. 

$100  per  foot . $20  $  7,805  $  1,2m  7 

lO'O'  “  “  .  40  8,062.  7,250'  11 

100'  “  “  .  60  8,402  7,250  16 

100'  “  “  .  80  8,8'89'  7,250  22' 

100'  “  “  .  lOO  8,500  7,250'  31 


The  variations  in  resulting  percentages,  as  shown  by  these 
few  examples,  illustrate  the  futility  of  the  percentage  plan  of 
valuing  corner  lots. 

Effect  of  Alleys. 

The  effect  of  alleys  upon  abutting  properties  is  to  enhance 
their  value.  Unddr  the  Somers  System  the  land  of  an  alley 
is  first  valued  as  if  for  valuation  as  a  city  lot.  The  total  land 
value  of  the  alley  is  divided  by  the  number  of  feet  of  abutting 
lots  upon  every  part  of  the  alley.  This  resulting  “alley  unit”  is 
added  to  the  normal  land  value  of  every  foot  abutting  upon  the 
alley. 

The  Various  Tables  of  the  Somers  System. 

The  Somers  Unit  System  is  made  up  of  corner  lot  tables 
— a  different  table  for  each  combination  of  unit  values — -as  well 
as  zone  tables  for  figuring  irregular  shaped  lots,  tables  to  com¬ 
pute  ‘  ‘  overlap  ’  ’ — that  is,  the  place  where  a  high  value  from  one 
street  overlaps  a  lower  value  from  another  street — and  plans 
for  figuring  lots  at  or  near  obtuse  and  acute  angles.  To  describe 
all  of  these  would  be  too  voluminous  for  the  purposes  of  this 
pamphlet,  and  such  a  description  is,  therefore,  omitted. 

Buildings  Valued  on  Square  Foot  Basis. 

In  appraising  buildings,  we  have  used  blank  cards,  which, 
when  properly  filled  in,  are  so  comprehensive  as  to  cover  com¬ 
plete  descriptions  and  dimensions  of  all  structures.  From 
these  descriptions  may  be  computed  the  present  cost  of  new  re¬ 
production  on  the  square-foot-of-floor-space  area  basis.  From 
the  reproductive  cost  of  each  building  a  depreciation  is  de¬ 
ducted,  which  depreciation  is  the  judgment  of  our  experts  as  to 
the  general  average  obsolescence,  from  the  new  cost,  consider¬ 
ing  wear  and  tear,  and  the  general  condition  of  each  structure, 


UNIVERSITY  OP  ILLINOI9-URBANA 


